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HDB · 760161

Blk 161 Yishun St 11

Project page · 99-year lease from 1985

Indicative value range
S$614,000 – S$646,999
Indicative mid S$630,000 · S$5,207 psm

Based on 11 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 15504 TO 06125 sqmS$608,000S$4,864 psm×1.000S$4,864 psm
Sept 2026Blk 16110 TO 12121 sqmS$655,000S$5,413 psm×1.000S$5,413 psm
Aug 2026Blk 14807 TO 09134 sqmS$728,000S$5,433 psm×1.000S$5,433 psm
Aug 2026Blk 15501 TO 03121 sqmS$610,000S$5,041 psm×1.000S$5,041 psm
Aug 2026Blk 14907 TO 09121 sqmS$630,000S$5,207 psm×1.000S$5,207 psm
Jul 2026Blk 15904 TO 06121 sqmS$639,000S$5,281 psm×1.000S$5,281 psm
Jul 2026Blk 16101 TO 03130 sqmS$608,000S$4,677 psm×1.000S$4,677 psm
Jul 2026Blk 15407 TO 09121 sqmS$618,000S$5,107 psm×1.000S$5,107 psm
May 2026Blk 15407 TO 09121 sqmS$655,000S$5,413 psm×1.000S$5,413 psm
Apr 2026Blk 14901 TO 03121 sqmS$620,000S$5,124 psm×1.000S$5,124 psm
Mar 2026Blk 14804 TO 06134 sqmS$700,000S$5,224 psm×0.997S$5,208 psm

How accurate is this estimate for Yishun St 11?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 82 sales in Yishun St 11 since.

Median error
4.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

6.29% gross yield

S$39,600 of rent a year against the estimate above · 0.41 points above flats like it

Homes like this rent for about S$3,300 a month, the middle of 15 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Aug 20261545 ROOMS$3,300
Jul 20261485 ROOMS$3,800
Jun 20261555 ROOMS$3,200
Jun 20261595 ROOMS$2,900
May 20261595 ROOMS$3,500
May 20261545 ROOMS$2,800
Apr 20261615 ROOMS$3,900
Apr 20261615 ROOMS$3,600

median of 15 HDB rental approvals for 5 ROOM on Yishun St 11 since 2025-10.

Buying or selling at S$630,000?

Buying: Stamp duty on S$630,000 · Cash and CPF needed on S$630,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$630,000.

Each opens with this figure filled in; change anything there.

Primary schools near 161 Yishun St 11

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 161 · 5 ROOM · 10 TO 12 · Improved · 58 years left
121 sqmS$655,000S$5,413 psm
Jul 2026
Blk 161 · 5 ROOM · 01 TO 03 · Improved · 58 years left
130 sqmS$608,000S$4,677 psm
Jul 2026
Blk 161 · 4 ROOM · 04 TO 06 · New Generation · 58 years left
98 sqmS$515,888S$5,264 psm
Aug 2025
Blk 161 · 5 ROOM · 04 TO 06 · Improved · 59 years left
excluded: outlier
125 sqmS$630,000S$5,040 psm
Apr 2024
Blk 161 · 5 ROOM · 10 TO 12 · Improved · 60 years left
126 sqmS$620,000S$4,921 psm
Mar 2024
Blk 161 · 5 ROOM · 01 TO 03 · Improved · 60 years left
121 sqmS$600,000S$4,959 psm
Jan 2024
Blk 161 · 5 ROOM · 10 TO 12 · Improved · 60 years left
121 sqmS$620,000S$5,124 psm
Aug 2023
Blk 161 · 5 ROOM · 07 TO 09 · Improved · 61 years left
121 sqmS$620,000S$5,124 psm
Jul 2023
Blk 161 · 5 ROOM · 04 TO 06 · Improved · 61 years left
123 sqmS$575,000S$4,675 psm
Mar 2023
Blk 161 · 5 ROOM · 10 TO 12 · Improved · 61 years left
123 sqmS$600,000S$4,878 psm
Mar 2023
Blk 161 · 5 ROOM · 04 TO 06 · Improved · 61 years left
121 sqmS$565,000S$4,669 psm
Jan 2023
Blk 161 · 5 ROOM · 04 TO 06 · Improved · 62 years left
excluded: outlier
126 sqmS$525,000S$4,167 psm
Jan 2022
Blk 161 · 5 ROOM · 07 TO 09 · Improved · 63 years left
130 sqmS$560,000S$4,308 psm
See more

Showing 13 of 70.

Sale prices as filed in caveats.

Where the lease takes this

About 57 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$601,395S$663,989S$719,113S$731,689
10 years47 yearsS$571,102S$696,170S$816,559S$845,370
20 years37 yearsS$502,059S$746,034S$1,026,368S$1,100,074

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.